As we are now into the new year, I hope everyone had a great holiday season. This weeks blog is about Permits. Not about home inspectors needing permits, however home inspectors searching for permits on the property they are inspecting. So, lets begin.

Just about every scenario we do, we are always in contact with the local building departments for building permits. At the end of the year a repeat client of ours was purchasing another property. They wanted to know about any open permits since the home had been just recently renovated. So, in our search we found 2 open permits. Which brings us to this blog.

The work for the permits had been performed correctly. The building department was in error because they did not close the permit. It happens. Now what about other scenarios. For example, there maybe new electrical panel box and no permit. This is always noted on our reports. Or new garage door and opener but no permit. This happens too. So why permits?

A permit is to protect the home owner and government. For example, if the current home owner applies for a permit for finishing a garage area then their is multiple trades involved. Additionally, it protects government because they have a record on the property. If there is ever a bad error then the work can be pointed back to the contractor on record or the building department. Also, if no permit then their maybe repercussions when closing and a property appraiser sees new work that was not properly recorded. The worst case scenario is a home is about to close and no permit was applied for upgrades and the county records office catches that a new kitchen was installed prior to closing. This will definitely raise a red flag.

So, when you are about to purchase a property or change insurance companies and need an insurance inspection, ask your inspector about permits. It is easy to obtain and we provide this service at no cost to our clients. For more information contact us anytime at 352-322-2700 or www.emeraldinspectionservice.com Our inspections usually range from Clearwater to Odessa and from Zephyrhills to Hudson Florida areas.

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This week’s blog is about new home warranty. When we buy a home after 1 year the builder will conduct an inspection. So why should you obtain a 3rd party inspection on your home. Well let’s begin.

When we buy new homes, we really don’t think of deficiencies with our home. Then after we buy the home, we really do not think of issues with our home after a year. However, it happens.

When you buy a new home the Realtor will inform you about the warranty from the builder. Now this is nice. But, they just usually say. The builder has a warranty with the home in case of any small drywall cracks so they can come back and repair. True but not true. The builder is responsible for everything they did to the home. Small cracks to Windows and doors not functioning properly. And after you move in, if these deficiencies are not corrected promptly the warranty will expire.

So you maybe curious of how a 3rd party inspector plays in this role. (me too).

Before the 11 month of new home ownership the builder will want to schedule your appointment to do a walk thru and make a list of deficiencies. This is when you call a home inspector for the inspection too. Yes you want to compare apples to apples. Remember this is your home. The builder will not conduct an inspection such as a home inspector.

Once the appointment is made let the home inspector know why you want this. And also let the builder know you are obtaining a 3rd party inspection. Let’s be fair to everyone. The inspector will conduct a normal home inspection. Check every room, roof, appliances, mechanical systems and exterior to report the deficiencies. Once this report is obtained let the builder know. They will send an employee out to do an inspection. Compare the two reports. Have the builder agree to the deficiencies to be repaired. Then schedule the appointment for the repairs. This appointment is crucial for keeping do not miss this appointment as you maybe pushed back weeks and then a simple repair may turn into a major job and cause a conflict between the builder and home owner.

Normally, after the repairs are done there will be one more inspection near your 2 year mark. Alot of times it’s a simple follow up. However, things can occur. Let the builder know and if you feel you need another inspection, then call the same inspection company.

So in closing the main purpose of this type of inspection is so that you and the builder know that an independent 3rd party inspected the home to report the deficiencies and it’s properly recorded. Most builders will honor the reports and repair the deficiencies. But just in case a builder will not then you have the report to refer too.

If you like to learn more about our 11 Month Warranty Inspection, go to www.emeraldinspectionservice.com or call us anytime at 352-322-2700. We perform these type of inspections on new homes in Plant City, Tampa, Hernando, and Pinellas Park Florida as well as other areas.

Also, from our Family here at Emerald Inspection Service, we like to wish everyone a Very Happy Thanksgiving!!!

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This weeks blog is a bit late but is more organic and about an actual occurrence that happened the past weekend. A good friend of mine is buying their first home in the Riverview Florida area. In the north we call them town homes down in the south they are refereed to as villas. The name description of your new home is what they use wording according to the area.

I was asked to inspect their home. When I saw that it will be a built up stucco home for the second level, I took note to the outside sheathing. Additionally while inspecting the interior we noticed framing deficiencies in rooms over 6 inches. This is huge. The potential home owner can not be at site during construction in all phases. But when a small villa is to be built, it needs to be built by the specifications of the blue prints.

When building a home you have stages and yes you have rain delays in any type of construction. However, your General Contractor should have a representative to coordinate daily construction activity and know typical deficiencies about the sub contractors. When I went to inspect the home, I found that the sheathing on the top floor has brown wood, turned edges and additionally the window wells are not covered for moisture. Brown wood refers to a pieces of sheathing that is over weathered and should not be used, as it is has gathered extreme moisture in that pieces. The turn edges reflect that the corners that the ends have moisture entered the ends of the sheathing and needs to be replaced. These are items that should be addressed to the builder or general contractor to replace these deficiencies. Also, a home inspector should inspect the final product. A true home inspector will use their tools in the tool box to make sure moisture is not irreverent in the home.

We can do these type of inspections and we are working to gather our building inspection certificate with State of Florida. We will gladly perform this inspection from Clearwater and Sarasota to Orlando and Hudson. To find out more contact us at 352-322-2700 or get us on the web; www.emeraldinspectionservice.com Thank You.

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This weeks blog is about water testing. Water testing is crucial whether you are living in a community that has public water or you have a private well. We will discuss a few different aspects of why it is important to test the water.

In real-estate transactions a lot of lenders will require the future home owner to obtain a water test when the property has a private well. This maybe for FHA/VA funding. When performing the test there are 3 parts. We test for bacteria, lead and nitrates. The test capsules are rushed to a lab for next day early am delivery. Our lab that we use we have the results within 48-72 hours. We review the report with our clients then send it immediately to the client. Sometimes the lab report will come back with a fail for one of the tests. Does this mean the well is not suitable for drinking water. No. Alot of times it could be minor maintenance and updates needed for the drinking water to be safe. A well is just like any other part of the home. It has components that need to be maintained. This is one area that is a lot of times forgotten about in a home. So you may ask, I have been in my home for a while, should I get mine tested. The answer to that question is yes. If you can not remember the last test results it would be recommended just for simple knowledge that the drinking water is safe.

Now lets talk about, if you have public water. Alot of home owners have invested in a small purification system for water at the kitchen sink. But lets think about that. We may drink the water from bathroom sinks, shower or the refrigerator that has the ice maker. Some may have built in filters that needs to be changed periodically. But is the water coming into that filter safe. It may sound odd but the water traveling thru the pipes may or may not be safe even though it is from a public source. Like the city or a big water tower for the community. As mentioned in the previous paragraph the test is 3 parts. Lead is part of that. Plumbers can not use lead solder on water pipes anymore. As said, lead is part of that test. So it would make sense for piece of mind to have the water tested as well. As the water maybe safe from the source. The travel that it has to go thru may not. The after market filters also have to be changed periodically and the aerators as well. It should be a semi to quarterly idea on home maintenance to change your aerators. Next time remove the aerator from the bathroom sink and you will see debris in the screens of the aerators.

Lastly, in a commercial setting the water should be tested too. To protect the staff of the office. I just found out this week, especially in Hillsborough County, that for day care providers they need the water tested quarterly under health regulations by State of Florida. So in closing, if the State of Florida wants water tested on a routine basis, it maybe a great idea to have the water tested for your home as well.

At Emerald Inspection Service, we do water testing as part of our regular services and schedule this type of service rather quickly. We perform this type of service in a 48 hour time frame in Pasco, Hillsborough, Hernando, and Pinellas Counties. We can perform this in other areas as well. To learn more contact our office at 352-322-2700 or visit our website www.emeraldinspectionservice.com or the EPA page,

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First my apology for not blogging in awhile. Traveling and a bit of sickness from travel has put me bit behind. This weeks blog is about 203K Loans. What are they, are they right for you and can anyone obtain one. To start out, a 203K loan is a construction loan based on the appraised value after the repairs. This type of loan is funded by FHA. Below is a detailed preview of 203K loans.

The 203(k) program can be used in one of three ways with one-to-four unit dwellings:

To purchase the dwelling and the land and then rehabilitate it

To purchase the dwelling and move it to another mortgaged property and then rehabilitate it

To refinance the borrower’s existing mortgage and then rehabilitate the dwelling

FHA 203(k) loans are available in two types:

The Standard 203(k) (sometimes referred to as the Consultant K or Original K) is intended for more complicated projects that involve structural changes such as room additions, exterior grading and landscaping, or renovation that would prohibit you from occupying the residence. A Standard 203(k) is also used if your project requires engineering or architectural drawings and inspections. Under this program a single family property may be converted into a two-, three- or four-unit dwelling or vice versa so long as the owner occupies one of the units.

The Streamlined 203(k) is designed for less extensive improvements and for projects that will not exceed a total of $35,000 in renovation and related expenses. This version does not require the use of a consultant, architect, and engineer or as many inspections as the Standard 203(k). As a result, when applicable, the Streamlined 203(k) generally becomes the simpler, less costly option.

Once the home buyer finds a property to purchase, the process of obtaining a loan insured under the provisions of the 203(k) program begins in earnest. The mortgage must be the first lien on the property being improved.

The maximum mortgage amount allowable under the 203(k) program is the lesser of:

The as-is value or the purchase price of the property before rehabilitation, whichever is less, plus the estimated cost of rehabilitation, or

110 percent of the after-improved value of the property.

FHA 203k Features and Benefits

Only a 3.5% down payment is required, which can be gifted by family members

More flexible qualification requirements allow buyers with less than perfect credit to purchase a home at competitive rates

A single loan for the purchase and improvement of the home means only one loan application and one set of closing costs – saving both time and money

Can be used for either a purchase or refinance along with renovation costs

15 and 30 year loans are available

Interest rates can be variable or fixed

FHA loans are assumable with no prepayment penalties

An FHA Energy Efficient Mortgage (EEM) allows the borrower to qualify for a larger mortgage to add improvements that will lower utility expenses

Can be used for a variety of improvements from the most simple to very complex

Renovation costs are wrapped into the mortgage, allowing the borrower to pay for the improvements over time at a much lower interest rate than conventional alternatives

Rather than paying a premium for a home in “perfect” condition, buyers can take advantage of discounted prices available on foreclosures or other homes on the market that are in need of repair or remodeling

Instead of paying for a previous owner’s improvements, 203(k) allows the buyer to renovate the home adding the features, colors, styles, etc. that suit their tastes and needs

Using the program could allow a buyer to purchase more home for the money in a more desirable location

Qualifying Home Buyers

To qualify as a home buyer under the FHA 203(k) program requires that the buyer:

Is purchasing a property that is eligible for the program

Is purchasing a property in need of at least $5,000 in rehabilitation

Earns enough income in order to make the monthly mortgage payments

Applies through an approved FHA lender

Qualifying Home Owners

In addition to the purchase of a home, the FHA 203(k) program is also available to homeowners who want to refinance their principal residence, consolidating all existing loans and have funds available for renovation purposes at the same time.

The FHA 203(k) program allows the homeowner to:

Refinance existing mortgages and wrap them into one loan that also allocates funds to cover renovation costs

To borrow up to 97.75 percent of the after-completed value of the property

30 year fixed or adjustable rate loans available

All closing costs can be included into the new loan

Qualify with a minimum credit score of 640 (some lenders will allow a score of 620)

At Emerald Inspection Service, we are an approved 203K Consultant firm. We perform draw inspections for the home owner and contractor to make sure the work is complete. If its a streamlined loan, we will perform the minimal property standard (MPS) then complete what is called a project analysis. Now keep in mind the MPS is not a general home inspection, nor are they similar.

So if you are considering of refinancing your home to do repairs or purchase a property that needs some updating, this program may be for you. We perform these type of inspections throughout Florida. But we concentrate typically in the Tampa, Orlando, Hernando and Sarasota areas and within. For more information, contact us anytime at 352-322-2700 or check out our website: www.emeraldinspectionservice.com

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